312 Arizona Ave · Sicklerville, NJ 08094

$95,000

2 bd · 1.5 ba · 1,350 sqft · SingleFamily · 48 Days on market

Built 1980 Good condition 3,000 sqft lot

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 312 Arizona Avenue, a spacious and beautifully updated 2-bedroom, 1.5-bath mobile home featuring an open layout, large sunroom, large concrete driveway, patio, shingled roof, and shed. This home offers nice-sized bedrooms, stainless steel appliances, an area for a washer and dryer, updated lighting and ceiling fans, new flooring with baseboards and quarter round, new closet doors, and updated bathrooms with new vanities, new faucets, a new medicine cabinet, and an LED mirror. The kitchen features a beautiful glass backsplash and a new faucet, and the home has been newly painted inside and out. Almost all windows have also been updated, adding to the home’s refreshed feel an

Key facts

• Large sunroom
• New flooring
• Shingled roof

Tags

• LARGE SUNROOM
• LARGE CONCRETE DRIVEWAY
• SHINGLED ROOF
• UPDATED LIGHTING
• STAINLESS STEEL APPLIANCES
• NEW FLOORING

Property features AI

Finance

• Other: Pets allowed (dogs and cats OK; breed restrictions apply)
• HOA & community: Other monthly fee of $810; Land lease $850 monthly (1 year remaining)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas available; Electric available; Sewer available; Water available; Electric hot water
• Home design: Manufactured home; Land lease ownership
• Construction: Vinyl siding; Above-grade structure; Estimated year built
• Exterior features: Storage barn/shed; Not in a federal flood zone

Interior

• Kitchen: Combination kitchen/dining (appliances not separately listed)
• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Oil and electric heating fuel; Central air conditioning (electric)
• Interior features: Ceiling fan(s); Combination kitchen/dining area; No basement
• Laundry & utility: Washer and dryer; Has laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 4.7% in Sicklerville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Monroe Township Public School District (suburban): math 20% / reading 45% proficiency, ranked #302 of 472 in NJ (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 270 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,047 units permitted in Gloucester County in 2024 (183 in 5+ unit buildings).
• This rent runs 31% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gloucester County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.63% ✓
• Cap rate: 22.91%
• Cash-on-cash: 59.34%
• DSCR: 3.64
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $194,400
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Oklahoma Ave	0.08mi	3/1.5 (+1)	1,300 (-4%)	12mo	$88,000	$68	75
309 Texas Ave	0.03mi	3/2.0 (+1)	1,250 (-7%)	13mo	$109,000	$87	69
1604 N Main St	0.18mi	2/2.0	1,248 (-8%)	14mo	$357,900	$287	66
126 Hewitt Ave	0.29mi	3/1.0 (+1)	1,396 (+3%)	19mo	$309,999	$222	58
12 Corona Dr	0.17mi	2/2.0	1,456 (+8%)	23mo	$210,000	$144	58
148 Dorian Dr	0.31mi	2/2.0	1,456 (+8%)	17mo	$250,000	$172	57
211 Eisenhower Ave	0.37mi	2/2.0	1,400 (+4%)	22mo	$114,000	$81	56
1488 N Tuckahoe Rd	0.58mi	3/2.5 (+1)	1,240 (-8%)	1mo	$405,000	$327	49
421 Kennedy Ave	0.15mi	3/2.0 (+1)	1,500 (+11%)	22mo	$125,000	$83	49
522 Buchannan Ave	0.43mi	3/2.0 (+1)	1,500 (+11%)	7mo	$103,000	$69	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 3.57×
• Total profit: $68,415
• Equity at exit: $14,165

10-year hold

• IRR: 62.9%
• Equity multiple: 7.30×
• Total profit: $167,597
• Equity at exit: $8,214

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08094

• Active inventory: 270
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,496 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $1,315

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 42%

Sensitivity live

Price	-10% $1,381	-5% $1,348	+0% $1,315	+5% $1,282	+10% $1,250
Rent	-10% $1,118	-5% $1,217	+0% $1,315	+5% $1,414	+10% $1,512
Rate	-1.0pp $1,363	-0.5pp $1,339	base $1,315	+0.5pp $1,291	+1.0pp $1,266

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1616 N Main St Williamstown, NJ	2.0	2.0	1064	$2,500	$2.35	0d	1	0.12mi
1761 Glassboro Cross Keys Rd Williamstown, NJ	2.0	1.0	1300	$2,000	$1.54	20d	1	0.35mi
1941 N Black Horse Pike Williamstown, NJ	1.0–2.0	1.0	832	$1,662	$2.00	5d	1	0.38mi
1000 Fawn Dr Williamstown, NJ	1.0–2.0	1.0–2.0	1209	$6,017	$4.98	0d	1	0.79mi
212 Woodlawn Ave Unit B Sewell, NJ	2.0	1.0	1000	$1,750	$1.75	12d	1	0.95mi
343 Brookdale Blvd Williamstown, NJ	3.0	2.5	1438	$2,500	$1.74	0d	1	1.29mi
100 Town Center Blvd Sewell, NJ	1.0–2.0	1.0–2.0	1107	$3,110	$2.81	0d	17	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $95,000 Active 48 DOM
2. 2026-06-18
   days on market $95,000 Active 45 DOM
3. 2026-06-17
   days on market $95,000 Active 44 DOM
4. 2026-06-16
   days on market $95,000 Active 43 DOM
5. 2026-06-15
   days on market $95,000 Active 42 DOM
6. 2026-06-13
   days on market $95,000 Active 40 DOM
7. 2026-06-09
   days on market $95,000 Active 36 DOM
8. 2026-06-08
   days on market $95,000 Active 35 DOM
9. 2026-06-07
   days on market $95,000 Active 34 DOM
10. 2026-06-04
    days on market $95,000 Active 31 DOM
11. 2026-06-03
    days on market $95,000 Active 30 DOM
12. 2026-06-02
    days on market $95,000 Active 29 DOM
13. 2026-06-01
    days on market $95,000 Active 28 DOM
14. 2026-05-31
    days on market $95,000 Active 27 DOM
15. 2026-05-04
    listed $95,000 Active
16. 2024-07-02
    historical
17. 2024-06-30
    status Active
18. 2024-05-25
    historical
19. 2024-05-13
    historical Active Under Contract
20. 2024-04-26
    status Active
21. 2024-04-04
    status Pending
22. 2024-01-31
    listed $65,000 Active
23. 2024-01-30
    historical
24. 2020-10-13
    historical
25. 2020-09-21
    listed $50,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,952
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$2,764
• Taxable income: $15,174
• Est. tax owed @ 24.0%: −$3,642
• After-tax cash flow: $12,142/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This updated mobile home is move-in ready with good condition and recent renovations, offering a good investment opportunity.

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics.
• Resale Upgrading the kitchen appliances — Stainless steel appliances add value and appeal to potential buyers.
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting both buyers and renters.
• Both Upgrading the HVAC system — Ensures comfort and energy efficiency, appealing to buyers and renters.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property, attracting both buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics. ↑
• Resale Upgrading the kitchen appliances — Stainless steel appliances add value and appeal to potential buyers. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting both buyers and renters. ↑
• Both Upgrading the HVAC system — Ensures comfort and energy efficiency, appealing to buyers and renters. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property, attracting both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monroe Township Public School District
• NCES district ID: 3410470
• Math proficiency: 20% ▼ -24.00%
• Reading proficiency: 45% ▼ -9.00%
• Median HH income: $71,557
• Composite: 30.24/100
• National rank: #6295
• State rank: #302 of 472 in NJ

Livability — Sicklerville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gloucester County · 160,422 people
• City population: 50,264
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,595
• Household income: $96,699
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 721.0

Population outlook (Gloucester County) Hauer SSP2

• Today (2025): 298,895 people
• By 2030: 299,031 · +0.0%
• By 2040: 294,020 · -1.6%
• By 2050: 284,188 · -4.9%
• By 2075: 260,720 · -12.8%
• By 2100: 229,565 · -23.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 10% Two or more races 8% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 6% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Gloucester

• 2024 margin: Toss-up / Even · D 47.8% · R 50.6% · Other 1.6%
• 2008→2024 swing: -15.0pp toward R · 2008: 12.2pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+1.9 2016: R+0.4 2012: D+10.5 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -213.12%
• Current HPI: 278.3849
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+90.0% since first listed

11 events — show timeline

• 2026-05-04 Listed $95,000 BRIGHT MLS
• 2024-07-02 Listing Removed — BRIGHT MLS
• 2024-06-30 Relisted — BRIGHT MLS
• 2024-05-25 Listing Removed — BRIGHT MLS
• 2024-05-13 Contingent — BRIGHT MLS
• 2024-04-26 Relisted — BRIGHT MLS
• 2024-04-04 Pending — BRIGHT MLS
• 2024-01-31 Listed $65,000 BRIGHT MLS
• 2024-01-30 Coming Soon — BRIGHT MLS
• 2020-10-13 Listing Removed — BRIGHT MLS
• 2020-09-21 Listed $50,000 BRIGHT MLS